Questions About Selling a House in Boise, ID

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us what needs work and what is still in the house; you can ask about a sale before starting repairs or a cleanout.

• Compare as-is sale options in Boise →
• Read about selling a fire-damaged house →

We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you. Cash Offer means USA Home Buyers buys directly, in 30 days or less, at a lower price. EZ Sale goes to one of our partners, in 60 days or less, at a higher price than the Cash Offer. Both have no repairs, no commissions, and no closing costs. Compare the written numbers and choose what works for you.

• See the Cash Offer and EZ Sale comparison below →
• See how the Boise sale process works →

We give written cash offers in 24 hours. The program comparison lists Cash Offer at 30 days or less and EZ Sale at 60 days or less. The written terms show the option and timing for you to compare before you decide.

• Review the Boise sale process →
• Read the Boise seller guide →

Idaho has no state real estate transfer tax. A county recording fee applies when a deed is recorded. When you sell to us, we pay the closing costs. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.

• Idaho Code §31-3205 on county recording fees →
• Idaho Code Title 63 on state taxes →
• Compare possible net proceeds with the Boise calculator →
• Read about property liens and payoffs →

You can call before you have every document gathered. Start with the property address, condition, occupancy, timing, and the papers you do have. Written offer and written terms before you commit; title-company closing. The deed, estate, lease, payoff, tax, or lien papers can help answer the next question when they are available.

• Read about inherited houses and estate paperwork →
• Find Boise and Ada County seller resources →

Often, yes, if the sale can close before the trustee’s sale. With a deed of trust, the lender can foreclose without going to court. Idaho requires at least 120 days between mailing the notice of sale and the trustee’s sale. The notice must be published once a week for four weeks, with the final publication at least 30 days before the sale; the trustee must also try to serve an adult occupant and post the notice.

You can usually reinstate the loan within 115 days after the notice of default is recorded by paying the overdue amount and allowed costs and fees. Principal that would not be due without the default is excluded, but amounts already due still have to be paid. For a regulated lender’s covered primary-home loan with a homeowner’s exemption, a loan-change request form comes with the notice of default. If the lender receives it within 30 days, the sale must wait for the lender’s answer.

A trustee may postpone the sale by announcing it at the sale; each postponement can be no more than 30 days and can be repeated. For covered primary-home loans from a regulated lender, at least 14 days’ mailed notice is required before a postponed sale. There is no right to redeem after a trustee’s sale. If foreclosure is through court, the owner can generally redeem within six months after the sale, or one year if the land is more than 20 acres.

A contract to sell during a trustee-sale foreclosure must include Idaho’s required notice. You have five business days to cancel, and money or an interest in the house cannot change hands until those five days pass. If a trustee’s sale is scheduled, tell us the date right away so we can try to close before it.

• Read more about selling during Idaho foreclosure →
• Idaho Code §45-1506 on trustee-sale notice and timing →
• Idaho Code §45-1506C on a loan-modification request →
• Idaho Code §45-1602 on required contract notice →
• Idaho Code §45-1603 on the cancellation period →

Yes. A tenant does not keep you from starting the conversation. Share what you know about the lease, occupancy, access, and timing; those details help frame the sale questions for the property.

• Read about selling a tenant-occupied house →

Yes. You can call before every estate paper is gathered. Tell us who owns the house, what is known about signing authority, and what estate documents are available; the title company closing will need the right authority and property records in place.

• Read about inherited houses in Boise →